Statement of Work

LEED-Related
Building Commissioning Services for
1900 Sixteenth Street at the Millennium Bridge
in Denver, Colorado

Prepared for:

Trammell Crow Denver Development

1225 17th Street, Suite 3050
Denver, Colorado 80202

Commons 19, LLC ( Owner )

1215 Fourth Avenue, Suite 2400
Seattle, Washington 98161

Prepared by:

Architectural Energy Corporation

2540 Frontier Avenue, Suite 201
Boulder, Colorado 80301

December 12, 2006

Revised May 22, 2007
Revised June 22, 2007
Revised January 14, 2008
Revised February 5, 2008
 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

Architectural Energy Corporation Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

LEED-Related
Building Commissioning Services
for 1900 Sixteenth Street at the Millennium Bridge
in Denver, Colorado

Table of Contents

1.0 Introduction .................................................................................................................. 2

2.0 Project Description and Commissioning Scope ........................................................... 2

3.0 LEED-Related Building Commissioning Activities ........................................................ 3

4.0 Project Budget.............................................................................................................. 8

5.0 Architectural Energy Corporation's Qualifications ........................................................ 9

Architectural Energy Corporation i Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

Architectural Energy Corporation ii Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

LEED-Related
Building Commissioning Services
for 1900 Sixteenth Street at the Millennium Bridge
in Denver, Colorado

Background

Commons 19, LLC and Trammell Crow Denver Development are managing the design
and construction of a new, approximately 622,000 square foot mixed-use development
at 1900 Sixteenth Street in lower downtown Denver. The development, known as 1900
Sixteenth Street at the Millennium Bridge, consists of Tower A, Tower B, Tower C,
distributed retail and a large structured parking podium. The project will be phased with
Tower A and the below grade and partial above grade parking structures representing
Phase 1A, and additional above grade parking. Tower B will be constructed as part of
the Phase 2 development schedule. Phase 3 will consist of 80-100 housing units built
above the parking structure. However, the entire 1900 Sixteenth Street development will
be designed together through the Schematic Design Phase, and then each phase taken
through the Construction Documents Phase individually, beginning with Phase 1. The
scope of this proposal addresses only Phase 1 design and construction.

Commons 19, LLC and Trammel Crow Denver Development, and the design team, led
by David Owen Tryba Architects, are committed to creating an energy and
environmentally responsive design solution. An overall sustainable design has been
established based on the U.S. Green Building Council’s Leadership in Energy and
Environmental Design (LEED®) sustainable rating system – a LEED-C&S (Core &
Shell) Gold rating.

Commons 19, LLC and Trammell Crow Denver Development, on behalf of the Project
Development Team, has requested building commissioning services from Architectural
Energy Corporation as part of the requirements for LEED Certification as well as best
practices for achieving a constructed and operating building that meets the design intent
and owner’s expectations. The expected results of commissioning the facility are to
ensure that all commissioned building systems are properly designed, constructed and
functioning properly upon occupancy, and that the Owner’s operation and maintenance
staff have adequate documentation and training to effectively and efficiently operate the
facility.

Architectural Energy Corporation 1 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

1.0 Introduction
Architectural Energy Corporation is pleased to submit the following Statement of Work
and fee proposal for providing LEED-related building commissioning services on the
new 1900 Sixteenth Street mixed-use development. The statement of work presents the
goal, objectives, activities, deliverables, and budget for providing LEED-related building
commissioning services.

The current scope of work is limited to Fundamental Building Systems Commissioning

( LEED Energy and Atmosphere Prerequisite 1 ) as defined in the LEED New
Construction rating system Reference Guide. Enhanced Commissioning ( LEED Energy
and Atmosphere Credit 3 ), as defined in the LEED New Construction rating system
Reference Guide, will also be included as part of the basic services.

AEC is proposing a comprehensive building commissioning approach for the

approximately 420,000 square foot Tower A office building, and associated structured
parking. Commissioning activities are proposed to be provided during the Design,
Construction, Acceptance, and Warranty Phases of the building delivery process. The
commissioning effort described herein has been specifically designed to meet the
criteria of the LEED-C&S rating system for the "Prerequisite" commissioning
requirements and the additional credit or "Enhanced" commissioning requirements.

2.0 Project Description and Commissioning Scope

2.1 Project Description

Tower A is a seventeen (17) floor approximately 420,000 square foot office building that
is part of a larger mixed-use development. It will sit on one level of below grade
structured parking. An entrance lobby, retail and service areas occupy the ground floor.

Schematic Design of Tower A has been completed, and design development has
begun. Preliminary design and specification of the primary building systems have been
completed. Thus, the general character and quantity of equipment to be commissioned
under the core and shell construction process are known, and are addressed in
Architectural Energy Corporation’s commissioning services proposal.

2.2 Commissioning Scope

The scope of LEED-related commissioning, as defined in the LEED-NC Reference
Manual (LEED-C&S references the LEED-NC Reference Manual for commissioning
requirements), involves at a minimum the mechanical HVAC systems, automated
lighting controls and domestic hot water systems. Consequently, AEC has assumed
that the following building systems / equipment will be commissioned under this project:

 All Core and Shell HVAC mechanical systems.

 Variable volume air handler.

Architectural Energy Corporation 2 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

 Central boilers and associated piping, pumps and controls

 Central cooling plant
 Central condenser water loop
 Retail heat pumps
 Fans, pumps, fan-powered VAV boxes
 Building automation system
 Miscellaneous HVAC equipment (unit heaters, fans, etc.)
 Test Adjust and Balance verification

 All Core and Shell Automated lighting control systems

 Occupancy sensors
 Daylight sensors (for exterior lighting control)
 Central lighting control system
 Daylight interaction of electric lighting and daylight design elements

 Domestic hot water system

 Renewable energy system (i.e. building-integrated photovoltaics) if

implemented into the design

3.0 LEED-Related Building Commissioning Activities

The following statement of work identifies the commissioning services proposed by
Architectural Energy Corporation for this project. The scope of services for the
fundamental commissioning process fulfills the LEED prerequisite commissioning
requirements.

3.1 Commissioning Goal and Objectives

The overall goal of the commissioning effort is to verify and document that those
building systems selected for commissioning -- as defined and agreed to by the owner,
design team and commissioning authority -- meet the design intent and owner's
requirements for functionality and performance.

Specific commissioning objectives for the project are as follows:

- Fulfill the LEED Prerequisite commissioning requirement.

- Verify and document that the equipment is installed and started per manufacturer's
recommendations and to industry accepted minimum standards.
- Verify and document that equipment and systems receive complete operational
checkout by the installing contractors.
- Verify and document equipment and system performance.
- Verify the completeness of operations and maintenance materials.
- Verify that the facility's operations personnel are adequately trained on the operation
and maintenance of building equipment.

Architectural Energy Corporation 3 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

3.2 Fundamental Building Systems Commissioning -- LEED Prerequisite

Architectural Energy Corporation, in cooperation with the design and construction team,
will perform the following activities to achieve the project goal and objectives:

 Documentation of Design Intent and Basis of Design

A clear design intent is critical to the commissioning process. Design Intent
defines the benchmark for system performance. The Design Intent Report is a
detailed explanation of the information developed for the owner’s program,
focused on those systems included in the scope of work for commissioning. It will
clearly define the functional and indoor environmental quality requirements. The
Basis of Design Report details the design teams response to the performance
criteria in owner’s program and design intent. It will include the heating,
ventilation, and air-conditioning requirements for each occupancy type, with
references to applicable codes and standards, and other design criteria used as
the "basis of design" for other building systems to be commissioned. AEC will
request these documents from the owner and design team and will review them
for completeness and for future reference as they are integral to the project
delivery process, or as required, assist the Design Team to create the necessary
deign intent and basis of design reports.

 Commissioning Specifications
Commissioning specifications for the targeted building systems will be prepared
by the design team, with assistance from AEC, or can be provided by AEC if
needed. The proposed specifications will be reviewed for completeness and
adequacy relative to defining the commissioning requirements of the general
contractor and all installing subcontractors. The commissioning specifications
describe the scope and requirements for commissioning, as well as the roles and
responsibilities of the general contractor, installing subcontractors, owner
personnel, Design Team, and the AEC Commissioning Team.

 Prepare Commissioning Plan

AEC will prepare a Commissioning Plan. The Commissioning Plan describes the
implementation of the commissioning process and provides a framework for
integration of commissioning activities into the construction and acceptance
process. The Commissioning Plan also provides an agenda for organizing and
focusing the commissioning scoping meeting. The Commissioning Plan expands
to incorporate more information as the design, construction, and acceptance and
warranty phases of the facility are completed. The Commissioning Plan will be
updated during the construction and warranty phases.

 Commissioning Scoping Meeting

AEC will hold a scoping meeting which will bring together all members of the
design and construction team that will be involved in the commissioning process.

Architectural Energy Corporation 4 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

Each building energy system to be commissioned is addressed, including its

intended operation, commissioning requirements, and completion and start-up
schedules. During the scoping meeting, all parties agree on the scope of work,
tasks, schedules, deliverables, and responsibilities for implementation of the
Commissioning Plan.

 Pre-Functional Inspection Checklists

A Pre-Functional Inspection Checklist will be developed by AEC and be
completed by the appropriate sub-contractor for all major equipment and systems
being commissioned. The checklist confirms the as-built status of the equipment
or system and ensures that the systems are complete and operational, so that
the functional performance testing can be scheduled. Manufacturer’s start-up
checklists and other technical documentation guidelines will be used as the basis
for all pre-functional checklists. AEC reviews and verifies the completed Pre-
Functional Inspection Checklists before beginning the functional performance
testing. This activity will be coordinated with the design mechanical and
electrical engineers’ punch list activities.

 Conduct Construction Observation

Onsite observations are conducted to verify compliance with manufacturer’s
installation and start-up instructions and recommendations, compliance with the
design intent, and meeting the requirements for efficient operation and
maintenance. Construction observation is not for the express purpose of
ensuring compliance with codes and standards. Regularly scheduled meetings
are held for site coordination, reporting on construction and commissioning
progress, and resolution of any identified issues or deficiencies. Construction
observation activities will be coordinated with the architect’s on-site construction
administrative representatives, and with the owner’s operation and maintenance
staff to facilitate their participation in the commissioning process and familiarize
them to the building systems that they will ultimately be required to operate and
maintain.

 Functional Performance Testing

Functional performance testing verifies the intended operation of individual
components and system interactions under various conditions and modes of
operation. Functional Performance Testing Plans will be prepared by AEC so
that the complete sequence of operations is included in the test procedures.

Under the supervision of AEC commissioning staff, the installing subcontractor

performs the hardware and/or software manipulations required for the testing.
AEC commissioning staff witness and record the results of functional
performance testing. If a building component or system substantially fails the
functional performance testing, the installing subcontractor is responsible for
making the necessary system adjustments or alterations. The failed component
or system will then be re-tested for conformance. It is critical that final start-up

Architectural Energy Corporation 5 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

procedures, tune-up testing, air and water balancing, and control software de-
bugging be complete before any functional performance testing is undertaken.

Testing, adjusting and balancing (TAB) observation will also be performed to

verify TAB methods and procedures on both air-side and water-side systems.
Commissioning will include verification of the balancing as a prerequisite to
functional performance testing. The verification procedure will spot check air and
water flow rates at locations selected by the commissioning engineer. The TAB
contractor will complete the measurements and provide the equipment.

 Issues Log
The results from pre-functional checklists, functional performance testing, and
short-term diagnostic monitoring will be documented in an Issues Log Report by
AEC. The report includes all details of the components or systems found to be
non-compliant with the drawings and specifications. The report also details the
adjustments or alterations required to correct the system operation, and identifies
who is responsible for making the corrective changes. The Issues Log Report is
a living document that will be regularly updated to reflect the progress on many
components and systems.

 Complete Seasonal Testing

Seasonal variation in operations or control strategies may require additional
testing during the opposite season to verify performance of the HVAC system
and controls, or other building systems with seasonal operating characteristics,
and other building systems with a seasonal operating schedule, such as
irrigation, automated natural ventilation, etc. During the warranty period,
seasonal testing and other deferred testing is completed by AEC as required to
fully test all sequences of operation.

 Operations and Maintenance Training

AEC will schedule the training sessions and insure that the material covered is
appropriate and informative. AEC will coordinate the training sessions with the
entire commissioning team (contractors, designers, facility staff, etc.) Minutes
and training logs will be generated by AEC to provide proper documentation of
the training efforts. As required and appropriate, the O&M training sessions will
be videotaped for future use by new O&M staff. The operation and maintenance
manuals compiled by the installing contractors will be reviewed for completeness
and for adherence to the requirements of the specifications. The agenda for staff
training programs proposed by the contractors will also be reviewed. Materials
may be added, or requested from the contractors, to stress and enhance the
importance of system interactions, troubleshooting, and long-term preventative
maintenance and operation.

Architectural Energy Corporation 6 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

 Commissioning Report
A final Commissioning Report will be compiled by AEC which summarizes all of
the tasks, findings, conclusions, and recommendations of the commissioning
process. The Commissioning Report serves to “benchmark” the building and is
useful in a continuous commissioning process which is recommended for the
long-term performance of the building.
The commissioning report includes the following information:

 An evaluation of the operating condition of the systems at the time of

functional test completion.
 Issues (Deficiencies) that were discovered and the measures taken to
correct them.
 Functional test procedures and results.
 A summary of all commissioning field activities as they progressed,
and a description and a proposed schedule of required deferred
testing.
 LEED Documentation: Documentation will address and certify the
LEED section on “Energy and Atmosphere” Prerequisite 1.0 titled
“Fundamental Building Systems Commissioning.”

3.3 Enhanced Commissioning -- LEED Additional Credit (Optional Scope)

The LEED enhanced commissioning credit requirement addresses commissioning

activities during the design and post-occupancy phases. Architectural Energy
Corporation, in cooperation with the design and construction team, will perform the
following activities to achieve the intent of the Enhanced commissioning credit should
this optional scope of work be approved and authorized by Trammell Crow Denver
Deveolpment:

 Design Review of Construction Documents

The construction documents review is undertaken to ensure that commissioning
is adequately specified within the construction documents for those building
systems to be commissioned, and that the targeted building systems are likely to
meet the design goals (intent) relative to functionality, energy performance,
maintainability and indoor environmental quality.

The intent and timing of this review is to identify and resolve any issues that may
adversely impact the installation, operation and performance of the equipment
and building systems to be commissioned before the construction documents are
completed and used for construction purposes.

 Submittal Review
The contractor's standard submittals that are applicable to the commissioning
scope will be reviewed by AEC to ensure that the equipment or system provided

Architectural Energy Corporation 7 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

will meet the specifications and design intent, as they relate to their energy or
environmentally responsive characteristics.

 Develop Re-Commissioning Manual

A Re-Commissioning Manual will be prepared by AEC and will include all
information required to effectively maintain the building at optimal performance.
The Re-Commissioning Manual will include, at a minimum, the following
information:

- Final version of the Owner's project requirements and basis of design.

- As-built sequences of operations for all equipment as provided by the design
professionals and contractors, including time-of-day schedules and schedule
frequency, and detailed point listings with ranges and initial setpoints.
- Ongoing operation instructions for all energy- and water-saving features and
strategies.
- Functional performance test results, blank test forms, and recommended
schedule for ongoing benchmarking.
- Seasonal operational guidelines.
- Recommendations for recalibration frequency of sensors and actuators by
type and use.
- Single line diagrams of each commissioned system.
- Troubleshooting table for ongoing achievement of the owner's project
requirements.
- Guidelines for continuous maintenance of the owner's project requirements
(operational requirements) and basis of design (basis of operation).

 Conduct End-of-Warranty or Post-Occupancy Review

The Architectural Energy Corporation Commissioning Team will return to the site
before the end of the warranty period to review the current building operation with
the facility maintenance staff. The review will also include any outstanding
issues from original or seasonal testing. The AEC commissioning staff will
interview facility staff to identify concerns with building operation and provide
suggestions for improvements. In addition, AEC will help identify issues that
relate to the original warranty and assist staff in developing reports or
documentation to remedy any problems.

Architectural Energy Corporation 8 Boulder, Colorado

 LEED-Related Building Commissioning Services for 1900 Sixteenth Street
at the Millennium Bridge in Denver, Colorado

4.0 Architectural Energy Corporation's Qualifications

Architectural Energy Corporation is a leading energy engineering firm assisting its
clients to achieve and to maintain peak building performance over the life of their
buildings. This mission is accomplished through a comprehensive and innovative suite
of professional services and products which address sustainable design and analysis;
commissioning and diagnostic testing; utility and energy service company engineering
services; energy information systems, services and data acquisition equipment; internet
services; hardware and software product development; performance evaluation; and
market transformation services.

Founded in 1982 by Michael J. Holtz, FAIA and Donald J. Frey, PE, and expanded in
2004 through a merger with Eley and Associates, Charles Eley, FAIA, PE, Architectural
Energy Corporation maintains an interdisciplinary staff of over 90 mechanical, electrical,
architectural and energy engineers; architects; computer scientists; mathematicians;
physicists; technicians; and research support staff to undertake complex and diverse
projects related to energy, buildings and the environment. AEC has offices in Boulder,
Colorado; San Francisco, California; Chicago, Illinois; and Nashville, Tennessee. The
professional services staff is divided into a number of business area teams.

AEC is a member in good standing of the U.S. Green Building Council, and the Building
Commissioning Association which promotes building commissioning practices that
maintain high professional standards and fulfill building owners' expectations. Staff
members also maintain active membership roles with various professional
organizations, including American Society of Heating Refrigerating and Air-Conditioning
Engineers (ASHRAE), the Association of Energy Engineers, the American Institute of
Architects, and the Building Operator’s Association of Colorado. AEC has participated
in, including sponsoring, the National Conference on Building Commissioning for all of
its twelve year history.

Architectural Energy Corporation 9 Boulder, Colorado